Our nephew is purchasing a newly built flat in Castle Vale with a home loan from Nottingham. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nottingham conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My aunt informed me that in buying a property in Castle Vale there could be various restrictions as to what one can do in terms of external changes to the property. Is this right?
We are aware of a number of properties in Castle Vale which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Castle Vale should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are getting a further advance on our mortgage from Virgin Money as we intend to conduct alterations to our home in Castle Vale. Do we need to choose a nearby Castle Vale solicitor on the Virgin Money conveyancing panel to handle the legals?
Virgin Money would not normally appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money list.
Our offer on a detached house in Castle Vale has been agreed to, the owners do nevertheless have a dependent purchase. The owners have placed an offer on somewhere, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a local conveyancing solicitor in Castle Vale. What do I do now? At what point should I apply for the mortgage with Leeds Building Society?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then valuation, Castle Vale conveyancing search fees, etc). The first course of action is to check that your lawyer is on the Leeds Building Society approved list. Concerning the next phase this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. In a buoyant market many buyers will apply for a home loan with Leeds Building Society and pay for the valuation and only if it was satisfactory would they request their property lawyer to move forward with searches.
I'm buying a new build house in Castle Vale with a loan from Clydesdale. The sellers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not disclose to my conveyancer about this deal as it may affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Castle Vale is where the house is located. What do you suggest?
Flying freeholds in Castle Vale are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Castle Vale you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Castle Vale may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Living abroad I am unable to visit my Castle Vale conveyancing solicitors office to sign documents connected to my conveyancing in Castle Vale – is this a problem?
Not a problem. Castle Vale conveyancing lawyers can conduct conveyancing transactions for clients nationally. It is not necessary for you to be able to visit a Castle Vale conveyancers office. They can undertake all communications using post, email, telephone and fax.